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HomeMy WebLinkAboutJOHNSON PROPERTY REZONE - 32-01 - CORRESPONDENCE - MEMO / P & Z BOARDWhat about the lost opportunity for industrial uses as shown on the Structure Plan -- is there an adequate supply of I ground in the City? More specifically, would this be a particular loss of a unique opportunity for certain modest -scale I uses as opposed to larger, corporate scale parcels out along the interstate? These are two good questions about tradeoffs, with no definitive answer. Two readily available numbers are as follows: 1) The 2000 Buildable Lands Inventory and Capacity Analysis lists 753 buildable acres of vacant land with I zoning. This does not include any vacant lots in platted, serviced industrial subdivisions, which would increase the figure (data not readily available). 2) 2) A 2000 market study done for the Johnson/Spring Creek Farms annexation to the west of the subject property suggests an annual absorption of about 29 acres for industrial/institutional development. These numbers would suggest a greater-than-26-year supply, with some caveats: they are the only readily available numbers relevant to the question, and they should not be misconstrued as a complete or definitive answer to questions about the supply of I ground. Staff believes they merely suggest that the loss of 21 acres appears not to be critical. Some additional points and observations on these questions: 1) Staff discussed these questions with a number of people in real estate, development, and economic development positions. Insights and opinions vary widely regarding these questions of supply. However, there was agreement on two main points: • first, that if there is a desire to definitively answer the questions, then a specific market study would be needed; and • second, the caveat that compatibility concerns with close residential development could outweigh the usefulness of this site as a choice for prospective industrial users. Advance Planning Staff Conclusions Upon further discussion following the earlier P&Z hearing, staff believes the supply questions are outweighed by the possibility of an intrusive or incompatible I use sandwiched between this particular farm site and the neighborhood. Staff believes the I zone is acceptable on the farm site itself, because industrial uses are likely to be more compatible with the adjacent neighborhood, given the inherent limitations on scale and intensity resulting from historic preservation of the farm plus compatibility standards. Quantitative and qualitative market analysis of industrial land supply will be included in the upcoming City Plan update during 2002-2003. Community Planning and Environmental Services Advai,_c Planning Department City of Fort Collins MEMORANDUM DATE: October 9, 2001 TO: Planning and Zoning Board FROM: Clark Mapes, City Planner, Advance Planning Department 6pvk- RE: Industrial Zoning Questions, Johnson Property Rezoning After considering this site in greater detail, staff agrees with the applicants that it is preferable not to extend Industrial (I) uses into the 21-acre area south of the farm site as the Structure Plan shows. I uses sandwiched between the farm site and the future neighborhood could be intrusive; the area is isolated from adjacent industrial development to the east by topography and the RR tracks; and it will be separated from I uses across Timberline by six lanes of traffic. Following are some key questions staff has considered. What about weakening the relationship to Industrial uses across Timberline to the west? If I zoning on the subject property gets reduced as proposed, will the existing I uses across Timberline be left "stranded" and less viable, surrounded by neighborhoods with compatibility complaints? In other words, will this loss of I be part of a domino effect that started with the loss of Employment uses on the other Johnson Farm property, ultimately driving out I uses across Timberline? Staff does not believe it is important to have facing I zoning across Timberline. Timberline will be so wide, with heavy, roaring traffic, that we do not believe such a facing relationship is important for its own sake. There may be greater neighborhood impacts and compatibility issues with Timberline itself, than with the I uses on the west side. Staff does not believe the amount of ground in question -- about 300 feet of Timberline frontage -- is a significant factor in the future viability of the industrial area across Timberline. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80572-0580 • (970) 221-6376 FAX (970)2_2Y 0171 TDD (970) �4600" • E-mail: aplanning(r'�)fcgovcorn